5499 S Glendale Ave · Central Heights-Midland City, AZ 85501

$110,000

2 bd · 1.0 ba · 1,466 sqft · Other public records · 55 Days on market

Built 1950 4,998 sqft lot $75/sqft · 51% below area Est $157k · 30% under ↓ 12% since listing

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Globe! Ideal for investors or buyers looking to add value, this property offers solid bones, a desirable location, and strong upside potential.

Key facts

• 4,998 sq ft lot
• Parking
• Built 1950

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1 open parking space
• Utilities: City water; Public sewer; Other utilities
• Home design: Single-family residence; Fee simple ownership; Asphalt road access
• Construction: Construction materials: Other; Roof: Other
• Exterior features: Fenced yard (other type); Grass in front and back

Interior

• Kitchen: Non-laminate countertops; Refrigerator
• Bedrooms: Up to 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Has heating (type: Other)
• Interior features: High-speed internet; Eat-in kitchen
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Miami Unified District (4211) (rural): math 8% / reading 19% proficiency, ranked #221 of 249 in AZ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dr. Charles A. Bejarano Elementary School (238 students, 66% FRL); Miami Junior Senior High School (math 7% / reading 8%, grade F, #358 of 381 statewide, top 94%, 495 students, 49% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 63 active listings in the ZIP; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $156,795
• List price: $110,000
• Delta: -29.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,010
• Equity at exit: $16,401

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $31,490
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85501

• Home prices YoY: -12.1%
• Active inventory: 63
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $343

Break-even live

Break-even rent $836

Max offer price $110,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 55 DOM
2. 2026-06-18
   days on market $110,000 Active 54 DOM
3. 2026-06-17
   days on market $110,000 Active 53 DOM
4. 2026-06-16
   days on market $110,000 Active 52 DOM
5. 2026-06-15
   days on market $110,000 Active 51 DOM
6. 2026-06-14
   days on market $110,000 Active 49 DOM
7. 2026-06-12
   days on market $110,000 Active 48 DOM
8. 2026-06-09
   days on market $110,000 Active 45 DOM
9. 2026-06-08
   days on market $110,000 Active 44 DOM
10. 2026-06-07
    days on market $110,000 Active 43 DOM
11. 2026-06-07
    days on market $110,000 Active 42 DOM
12. 2026-06-04
    days on market $110,000 Active 39 DOM
13. 2026-06-02
    days on market $110,000 Active 38 DOM
14. 2026-06-01
    days on market $110,000 Active 37 DOM
15. 2026-05-31
    days on market $110,000 Active 36 DOM
16. 2026-05-31
    days on market $110,000 Active 35 DOM
17. 2026-05-18
    historical Under Contract Accepting Backups 164-char remark
18. 2026-05-07
    price $110,000 164-char remark
19. 2026-04-24
    listed $125,000 Active 164-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $452 · $38/mo
• Projected year-2 tax: $726 · $60/mo
• Expected delta: +$274/yr (+$23/mo · 60.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,248
• − Mortgage interest: −$6,162
• − Property taxes: −$452
• − Insurance: −$550
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,200
• Taxable income: $2,445
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $3,535/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Miami Unified District (4211)
• NCES district ID: 0405030
• Math proficiency: 8% ▼ -17.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $33,063
• Composite: 10.86/100
• National rank: #9760
• State rank: #221 of 249 in AZ

Livability — Central Heights-Midland City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Central Heights-Midland City, AZ
• Population (ZIP): 12,353

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 16% Native American 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.96%
• Current HPI: 296.458
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

-12.0% since first listed

4 events — show timeline

• 2026-05-29 Relisted — ARMLS
• 2026-05-18 Contingent — ARMLS
• 2026-05-07 Price Changed $110,000 ARMLS
• 2026-04-24 Listed $125,000 ARMLS

Property tax history

+6.0%/yr

Latest (2017): $452 · +8.7% YoY. Source: county tax records.